File: AR 17-30

Architectural Review and Historic Preservation Board Agenda Report Meeting Date 09/20/2017

DATE: September 12, 2017 TO: Architectural Review and Historic Preservation Board FROM: David Young, Senior Planner, (879-6535, david.young@chicoca.gov) Community Development Department RE: Architectural Review 17-30 (Trott, Schroeder, and Wise) 2570 Sierra Sunrise Terrace (APN 018-230-012)

RECOMMENDATION

Staff recommends that the Architectural Review and Historic Preservation Board adopt the required findings contained in the agenda report and approve of the project, subject to conditions. Proposed Motion:

I move that the Architectural Review and Historic Preservation Board adopt the required findings contained in the agenda report and approve Architectural Review 17-30 (Trott, Schroeder, and Wise), subject to the recommended conditions therein. BACKGROUND

The applicant proposes to construct a 10,750 square foot, two-story shell building for speculative office and retail uses on the 1.6-acre site. The site is designated Commercial Mixed Use (CMU) on the General Plan Land Use Diagram and located in a Community Commercial (CC) zoning district, located on the southern shore of California Park Lake. The site is surrounded by the lake, office/commercial development, and vacant/undeveloped parcels (see Attachment A, Location Map). The proposed shell building would be Phase II of an existing development that was originally approved by the Architectural and Historic Review Board (ARB) in 2003 (ARB 03-28 - Lands End Real Estate). The initial Phase included the 25,787 square foot building located on the adjacent parcel at 2580 Sierra Sunrise Terrace (APN 018-230-011). Both parcels would share access, parking, and trash/recycling facilities (see Attachment B, ARB Site Plan). A 7,050 square foot, two-story shell building on the proposed project parcel was previously approved by the ARB in May of 2006; however, due to economic downturn, the building was never constructed. The project site was hydro-seeded for erosion control and site stability. The applicant has provided a project description that includes a brief history, proposed building program, architectural elements, and a discussion of applicable City of Chico Design Guideline objectives (see Attachment C, Project Description). The proposed project would require 29 parking spaces and three bicycle racks. Both phases combined require a total of 91 parking spaces and 11 bicycle racks/spaces. There are a total of 100 spaces available for both parcels, with five of them being accessible spaces. There are four bicycle spaces serving the adjacent parcel. The proposed project would include two inverted “U-shaped” bicycle racks that would be located near the entrance to provide convenient and easy access to the building entrance.

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The building pad is bounded by a retaining wall that was constructed for back-fill and lot leveling. The wall is colored stucco with a masonry cap. The retaining wall is also used as a monument entrance sign for Vista Del Lago. The wall is adjacent to the seawall of California Park Lake and extends along Sierra Sunrise Terrace to the entrance of the site. The wall is five-feet high at the northwestern corner of the site and incrementally steps down in height to two-feet and terminates at the entrance to the site. There is also an existing vinyl-coated cyclone fence on the seawall that would be replaced with project fencing. The proposed building is a contemporary, 10,750 square foot, two-story building with dominant design elements and a presence that is obvious from Sierra Sunrise Terrace and from vantage points on and around California Park Lake. The building would be 34-feet at its highest point. The roof line would be 27-feet in height. A three-foot parapet would screen roof-mounted mechanical equipment. An architectural parapet would extend to 34-feet at the northwestern corner of the building (see Attachment D, Overall Building Concept). The building's orientation was designed utilizing the elevated site pad and the backdrop of California Park Lake as a natural, uninterrupted vista. Additionally, the structure’s orientation allow the building and landscaping to take precedence over the parking lot; thereby, enhancing the building's architectural significance. The pathways are textured and stained concrete to provide visual separation from parking lot and other paved areas. Existing lighting consists of three 14-foot parking lot lights and a street light at the site entrance. The exterior building materials were selected to harmonize with existing and nearby development as well as reflect the architectural style and overall design concept of the building. The building materials would be a combination of plaster, wood, steel, stone. Exterior elevation materials would include metal siding in "Charcoal”, windows frames would be anodized "Medium Bronze" and glazing would be reflective "Bronze", wainscoting and stone work would be "Intaglio" ledgestone, and stucco/cement plaster would be a combination of coarse finish "Sandstone" for the columns and "Quake" for the cornice and trellis elements (see Attachment E, Materials and Color Board). Design concepts include flat roofs with tall vertical windows and plaster and stone column elements. The building would have a recessed well on the roof to screen the mechanical equipment, wall articulation, entry accents, and elevations with depth and changes in surface materials to add visual interest and perspective (see Attachment F, Exterior Elevations).The project would include an outdoor patio area and porch on the second floor overlooking California Park Lake. These features were designed for employee and pedestrian gathering areas and would include seating, landscaping, and decorative scoring on the patio surface. The patio area and porch would provide covered and shaded areas for employees and visitors for breaks, lunch, special events, and meetings. The patio area also provides an open spatial arrangement to the existing building on the adjacent parcel. The existing parking area and frontage improvements along portions of Sierra Sunrise Terrace were installed (in connection with) ARB 03-28. All on-site trees and landscaping would be retained. Proposed landscaping includes a combination of trees, shrubs, groundcover, and annual color varieties. Total landscaped area for the proposed project site would be approximately 7,342 square feet (see Attachment G, Preliminary Landscaping Plan). Recessed soffit lighting would be located at entrances and in eaves and porticos for safety and

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security and directed downward. Proposed lighting also includes up-lighting and walkway lighting to enhance the building's architecture. DISCUSSION The proposed project incorporates site and building design features that are consistent with General Plan policies and Design Guidelines that would ensure compatibility with existing development around California Park Lake and in the immediate vicinity. The project is an infill development and incorporates design elements that would maintain the compatibility with existing development and the quality of the area’s architectural character (CD-5.3 and LU-4.2). The building’s elevations incorporate varied building depths, shadowing, and a change of colors and materials to avoid long, unarticulated elevations and to add visual interest and maintain design continuity throughout (DG 2.2.31, DG 3.25.25, and DG 3.2.321). The building’s entry area is in a recessed column and includes an architectural trellis to create a well-defined entrance (DG 3.2.23). The parapets, trellis and stonework were included as an integral part of the building design and carefully considered on all elevations (DG 2.2.26). The project would include shaded gathering areas for employees and the public for breaks, lunches, and outdoor events (DG 3.1.31 and DG 3.1.32). Additionally, the proposed design promotes pedestrian and bicycle access the bicycle parking near the main entrance for easy and safe access (DG 3.1.34). Proposed signage would consist of individual, vertically mounted letters that would reflect the building's overall architectural concepts. The signage is of appropriate size and scale so that it does not dominate the front elevation or overall building appearance (DG 1.6.13 and 1.6.14). A condition from the previous approval requires that all signage be indirectly lit and approved by staff. The applicant has indicated that glass or other building materials may be used for the fence to take advantage of California Park Lake views and to match the style of the new building. There are no fencing details available as of the production of this staff report. The fencing will be subject to staff level architectural review and included on building plans. All mechanical equipment would be located in a roof-well and screened from public and offsite views. As indicated, the building would share trash and recycling facilities with the existing building, which are enclosed in a six-foot, concrete masonry unit wall structure with painted metal doors. The facilities are located near the center of the parking lot and screened from public views (DG 2.1.38). As conditioned, the project’s exterior lighting fixtures would minimize energy consumption as they would equipped with full cut-off features, and minimize glow and glare (DG 1.5.11, 1.5.12, 1.5.15). An additional project consistency analysis with applicable City’s Design Guidelines are included in the project description (see Attachment C, Project Description). RECOMMENDED DISCUSSION ITEMS Lighting CMC 19.60.050 requires that all exterior lighting be directed downward and away from adjacent properties and public rights-of-way. A condition of approval was added to ensure that all

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exterior lighting be directed downward and away from adjacent properties and public rights-of-way. REQUIRED FINDINGS FOR APPROVAL Environmental Review The project has been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development Projects). This exemption applies to infill projects which: are consistent with the general plan and zoning; are on sites less than five acres in size within the City limits; substantially surrounded by urban uses; have no value as habitat for endangered, rare, or threatened species; would not create any significant effects relating to traffic, noise, air quality, or water quality; and can be adequately served by all required utilities and public services. Architectural Review According to the Chico Municipal Code Section 19.18.060, the Architectural Review and Historic Preservation Board shall determine whether or not a project adequately meets adopted City standards and design guidelines, based upon the following findings: 1. The proposed development is consistent with the General Plan, any applicable specific

plan, and any applicable neighborhood or area plans.

The proposed project is Phase II of a development that was approved by the ARB in 2003 (ARB 03-28) and is consistent with the General Plan CMU land use designation. A condition of approval is included to ensure the current project is developed in compliance with the approval of ARB 03-28. There are no other specific or neighborhood plans that are applicable to the site.

2. The proposed development, including the character, scale, and quality of design are

consistent with the purpose/intent of this chapter and any adopted design guidelines.

The project incorporates a dominant element that is obvious from the street, and provides a clear and unobstructed pedestrian path (DG 2.1.13). Additionally, the project was designed to provide safe pedestrian and bicycle circulation and access to both parcels by delineated pathways and visible changes in texture and or color (DG 2.1.23). As indicated, the project would include an outdoor patio area and porch on the second floor overlooking California Park Lake that would provide covered and shaded areas for employees and visitors for breaks, lunch, special events, and meetings. The patio area provides an open spatial arrangement to the existing building (DG 2.1.35).

3. The architectural design of structures, including all elevations, materials and colors are

visually compatible with surrounding development. Design elements, including screening of equipment, exterior lighting, signs, and awnings, have been incorporated into the project to further ensure its compatibility with the character and uses of adjacent development.

The project’s overall design, and color and materials were carefully selected for

compatibility with Phase I of the development and existing development around California Park and in the immediate vicinity.

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4. The location and configuration of structures are compatible with their sites and with

surrounding sites and structures, and do not unnecessarily block views from other structures or dominate their surroundings.

The proposed building is slightly smaller and of similar scale as the existing building

and located closer to the street for visual transition and to ensure the proposed project does not block views from key vantage points or dominate its surroundings.

5. The general landscape design, including the color, location, size, texture, type, and

coverage of plant materials, and provisions for irrigation and maintenance, and protection of landscape elements, have been considered to ensure visual relief, to complement structures, and to provide an attractive environment.

The proposed landscaping plans proposed a variety of trees, shrubs, ground cover and annual color varieties which would enhance and compliment the building architecture and overall site design.

RECOMMENDED CONDITIONS OF APPROVAL

1. The front page of all approved building plans shall note in bold type face that the project shall comply with Architectural Review 17-30 (Trott, Schroeder, and Wise). No building permits related to this approval shall receive final approval without prior authorization of Community Development Department Planning staff.

2. All development shall comply with all other State and local Code provisions, including those of the City of Chico Community Development and Public Works Departments. The permittee is responsible for contacting these offices to verify the need for compliance.

3. All signage must be indirectly lit and approved by planning staff.

4. Eliminate the two additional parking spaces proposed for construction.

5. Any series of adjacent compact stalls in excess of 5 spaces shall have individual stall widths a minimum of 8.5 feet.

6. In accordance with CMC 19.60.050, all exterior lighting shall be directed downward and away from adjacent properties and public rights-of-way.

PUBLIC CONTACT

Public notice requirements were fulfilled by placing a notice on the project site and by posting of the agenda at least 10 days prior to this ARHPB meeting. DISTRIBUTION

Internal (3) Mike Sawley, Senior Planner David Young, Senior Planner File: AR 17-30

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External Trott, Schroeder, and Wise, 2105 Forest Avenue, Suite 100, Chico CA 95928 ATTACHMENTS

A. Location Map B. ARB Site Plan C. Project Description D. Overall Building Concept E. Materials and Color Board F. Exterior Elevations (2) G. Preliminary Landscaping Plan (3)

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